Probably better to go with what prospect is asking for, but in addition you could include something like, "After x occurences, landlord may raise rent x% per each additional occurrence".#17.3(a): This is blantly illegal in Michigan, guessing most states.

We now don’t know if we will stay here forever, but still am not wanting to move my kids every 2 years, plus would like to build more than once every two years for additional income. 

Additionally, I know I have the option of renting the unit out entirely and then renting a studio for my residence which would put me in a similar position financially as my current situation w/ the roommate.

Additionally, a seller should be able to list the house for what they want,  a good agent in response to listing a house above their recommendation should say: "ok, we'll give it 2 weeks - let's try and test the market.  

Anything that is more of a "personal preference" over a true value addition (kitchen or bathroom upgrade, or room addition) will likely end up as diminishing returns. 

I also recommend you list on Zillow & Furnished Finder to attract additional bookings. 

If it is just the one property using a simple app like rent redi or something similar and having additional support docs often suffices. 

2 - If your neighbor has blown you off and refused to trim or remove the tree, the person with the best documentation often wins in an insurance negotiation, mediation, or lawsuit;Document the tree's location and condition, document the number of times you spoke to your neighbor about it, and (in addition to speaking with them), also communicate with them via written documents, via snail mail, email, and every means possible, to provide a paper trail if/when you need it. 

Quote from @William Whitley: I have an investor client that purchased an improved property for rental and it included an additional lot.

If you get additional basis during 1031 because you did a bigger purchase, the added basis is treated as a new depreciable basis.